Accommodation Guide for companies working on the ITER worksite
June 2012
Siège Social 13 rue Martin Bernard 75 013 PARIS Tél : 01.53.62.70.00 Fax : 01.53.62.24 .45
SEMAPHORES, une société du Groupe ALPHA www.semaphores.fr
CONTENTS Purpose of guide ..........................................................................................................................................................................................3 ITER: an exceptional project........................................................................................................................................................................5 The region hosting the ITER worksite .........................................................................................................................................................6 Mobilising the existing rental companies ................................................................................................................................................ 10 Mobilising the companies managing tourist accommodation............................................................................................................... 11 ITER and the region: private‐ and public‐funded projects to integrate worksite employees............................................................... 12 Turnkey project catering for large and very large populations ....................................................................................................... 17 • Château‐Arnoux, Les Salettes campsite (capacity: 779) Projects requiring in‐kind contribution............................................................................................................................................. 21 • Quinson, motorhome campsite (capacity: 50) • Manosque, municipal campsite (capacity: 60) • Corbières, soccer field (capacity: 120) • Le‐Puy‐Sainte‐Réparade, municipal campsite (capacity: 100) • Saint‐Paul‐Les‐Durance, mobile accommodation (capacity: 120) • Saint‐Paul‐Les‐Durance, Le Castellet (capacity: 100) • Jouques, Logis d'Anne ‐ business park (to be determined) • Pertuis, Quartier Gare (capacity: 160) Projects requiring financial investment (investment or operation)………………………………………………………………………………………39 • Manosque, youth hostel (capacity: 40) • Manosque, worker barracks (to be determined) • Volx, municipal and GCU campsite (capacity: 90) • La Brillanne, future development zone of the Ferrayes (capacity: 200) • Aix‐en‐Provence, Foyer des Abeilles (capacity: 60) • Saint‐Paul‐Les‐Durance, concerted development area of Les Lauves (capacity: 100) • Montmeyan, summer camp (capacity: 200) • Pertuis, student accommodation (capacity: 30 places) • Pertuis, home for young workers (capacity: 20 to 40) French regulatory framework…………………………………………………………………………………………………………………………………………….59 Accommodation Guide For Companies working on the ITER worksite
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Purpose of guide The purpose of this guide is to assist companies in their search for accommodation solutions for their employees. The significance and the particularity of the ITER project require the implementation of an organisation adapted to the offer of accommodations for the employees working on the ITER worksite. This will enable to house 3,000 employees at the same time between 2014 and 2017. Among these employees, 1,500 to 2,000 will be searching for accommodation near the worksite and for variable durations. At present, the AIF wishes to organise and facilitate access to accommodation for French and foreign companies and satisfy their needs. To do so, the AIF has decided to implement, with the agreement and support of the contracting authorities of the construction site i.e. ITER Organization and Fusion For Energy, a system divided into two parts: • •
Assistance for helping employees in their search for accommodation via relocation agencies (which will be operational in 2012). A professional study aiming to list the accommodation solutions available within 30 minutes around the ITER worksite. This study was started in July 2011 and will be completed by 2012.
A consultation approach was launched for completing this study: all of the local authorities involved, towns, intercommunal structures and general councils have been consulted so as to prepare a list of accommodation facilities. The government services (DREAL and DDT), placed under the authority of the DREAL, have been included in order to analyse the administrative feasibility of each project, to define the completion schedule and, when possible, to assess their cost. At the same time, the companies and consortiums preselected in relation to the calls for tenders made by Fusion For Energy, have been contacted and the demand for accommodation has been qualified and defined through surveys ad meetings. It soul be noted that the accommodation of "itinerant workers" is, in France, the entire responsibility of the employer and that he must find solutions or provide his employees with sufficient means so that they can be housed in conditions which comply with French law. Therefore, this guide is the result of the study. Its aim is, on the one hand, to help companies acknowledge their rights and their duties, and on the other hand, to inform them of the regional situation in terms of housing and accommodation facilities (which is currently insufficient to absorb this influx of requests in good conditions) and to help them make the most appropriate choices. The study includes the following: • • •
General information about the ITER project and its region Different solutions in relation to existing accommodation facilities Possible accommodation solutions with project sheets which provide practical information for their implementation.
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ITER: an exceptional project The ITER worksite is an exceptional worksite. No equivalent exists in Europe.
An exceptional project due to its scope.
More than 3,000 employees are expected on the site as from 2014. 1,500 to 2,000 of them will be searching for accommodation for three-year durations.
60 % are itinerant workers
50 % are itinerant worker
An exceptional project due to its duration.
An exceptional project due to its organisation.
(Source: ITER Organization, May 2012 The entire worksite will be completed over a 10-year duration. It will then be operated for 20 years.
An exceptional project due to its implementation. This international project includes 7 partners. Multiple contracting authorities: IO, Domestic Agencies including F4E.
A wide variety of service providers of various origins, with extremely different organisations, customs and expectations with respect to accommodation.
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The region hosting the ITER worksite A very attractive region: The ITER worksite is located in the heart of the Provence are, in the South-East of France. A significant urban development is occurring in this region, which is known for its international attractiveness due to it Mediterranean coast, its mountains (Southern Alps) and the nature of its towns and villages in the rear country. The ITER worksite is located in the Valley of the Durance, an axis which connects the sea and mountains. This valley borders two regional natural parks (Luberon and Verdon) and is less than 30 minutes by car from Aix-en-Provence, a dynamic city of art and culture, which contributes to the development of the Metropolitan area of Marseille. This region is therefore extremely attractive and has exceptional natural and heritage-related qualities, which undergo multiple types of pressure.
It mainly remains a rural area with a significant tourist activity, whose accommodation and housing offer is not prepared to welcome such a significant and temporary population. In addition to the city of Aix-en-Provence, this region is organised around two average-sized cities, Manosque and Pertuis (15 to 20,000 inhabitants), small towns to the North of Aix-en-Provence (Venelles, Meyrargues, Peyrolles, Jouques (2 to 4,000 inhabitants) and a series of small traditional villages. This region is located at the border between four departments, which are the basic administrative units of the French territorial organisation.
Accommodation Guide for Companies working on the ITER worksite
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The ITER area
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A tight property market Due to the attractiveness of the region, property markets are relatively tight although major differences exist. •
Example of prices in the different sectors in €/month.
Sector
MANOSQUE AIX-EN-PROVENCE HAUT VAR PERTUIS
Time to reach the worksite 20 29 20 22
Studio
2-room flat
3-room flat
3-room flat
4-room flat
350 to 410 400 to 795 310 to 415 358 to 600
447 to 530 550 to 1400 372 to 550 460 to 680
490 to 900 800 to 1500 550 650 to 808
650 to 915 950 to 1450 800 700 to 900
1450 to 2100 700
(Source: Enquête Sémaphores, 2011) •
There are rental possibilities in Aix-en-Provence, Manosque, Pertuis and the Haut Var as well as a diffuse offer which is not to be ignored.
The main towns are those which have the largest rental housing offer and within which solutions can be found. Aix-en-Provence, Manosque and Pertuis may therefore provide interesting accommodation possibilities. The Haut Var area also offers interesting possibilities. The towns of La Verdière and Rians can provide empty accommodation facilities in good condition which could be used for housing the employees. Occasional rental offers may exist in the entire region. These offers may change and vary.
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Offers of tourist and seasonal furnished accommodation
Most recent available
exhaustive
list
Due to its tourist vocation, the region proposes a wide range of tourist housing facilities such as hotels, campsites equipped with mobile-homes and furnished flats (tourist and holiday accommodation, bread & breakfasts and guest houses). Except for Aix-en-Provence and Gréoux-les-Bains, the number of tourists varies according to the season and reaches a peak between June and September. During the summer season, the prices of rental accommodation can be multiplies by four. Gréoux-les-Bains is a major health resort. It is open from March to December and although there is a large offer regarding tourist accommodation, the availability is much lower than in the rest of the region.
A region under construction: new operation projects which can be mobilised over the short‐term and which will be marketed during the worksite. A major urban development is also occurring in this region, due to the economic dynamism of Aix-enProvence and the influence of the ITER project. Many towns are involved in urban development programmes. These projects are at various stages of progress. New accommodation programmes will be delivered soon or in a few years in Manosque, Pierrevert, Volx, Château-Arnoux or even in Aix-en-Provence.
Rehabilitation possibilities Many villages, or even larger towns, include old and vacant accommodation facilities, which, in most cases, are in bad condition. They consist in small flats and houses located in town centres, which have been abandoned a long time ago due to the complexity and cost of their modernisation. Pertuis and Manosque have developed (or are about to develop) programmes aiming to help owners renovate their property with the help of the government.
Nevertheless, this rental market is insufficient to house all of the employees of the work site. In any case, current accommodation facilities seem to be significantly insufficient to satisfy the companies' needs.
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Mobilising the existing rental companies
Three partner relocation agencies In order to facilitate the mobilisation of existing rental accommodation, AIF and the Welcome Office for International Companies (WOIC) have selected three relocation agencies whose mission is to assist the companies in their search for accommodation. These agencies are to use the database compiled by the Sémaphores firm during the study. They are to complete and update it. The three selected agencies include: Interdean: Amélie Wilcken: +33 4 4297 5330 - +33 6 60 92 67 43 – http://www.interdean.com CSE Mobilité: Kristina Dargagnon: +33 4 4297 5630 – http://www.csemobilité.com The Provence: Laurence Claisse-Ebbo : +33 6 13 84 87 57 – http://www.the-provence.com Their vocation is to propose a range of services for companies are interested. They have the following obligations: • Answering the requests made by the companies working on the worksite. • Defining their range of services whose cost will be covered by the companies. Furthermore, they propose other relocation services (immigration, schools, etc.). The offer proposed by each accommodation project initiator will be communicated to the three relocation agencies
Facilitating the mobilisation of rental accommodation Owners are all the more open to discussion (including on the subject of prices) if guarantees can be provided regarding the payments of rent and costs, as well as the return of the property being rented. A company's commitment (of the commitment of a group of companies) would greatly help its employees to access rental accommodation. Two types of guarantees are requested: • Deposit-guarantees: they generally amount to one month's rent and may reach 3 month's rent. They are to cover the costs of rehabilitating the property if it is damaged. They are entirely or partially restored (after an inventory) at the end of the lease. • Guarantors: they may not be requested but remain an extremely common practice and often represent an accommodation access condition. A guarantor is a signatory who commits to pay the rent and costs if the named tenant fails to pay. A lease or rental contract in the name of the employee's company can also reassure the owner.
Particular cases: social housing Public or private organisations are to construct and manage accommodation for low-income people. The rules and deadlines for the allocation of the accommodations do not correspond to the standard requirements of worksite companies. However, French companies which pay for Action Logement (ex 1 % logement) may inform the collector of their reservation rights. Operations such as guest houses seem to be a better solution and will comply with the expectations of these companies. They propose furnished accommodation with various services (catering). Such operations exits in Aixen-Provence: Foyer des jeunes travailleurs des Milles : http://www.aljepa.fr/ Two other guest houses (Aix-en-Provence and Pertuis) will be able to house employees if companies support their construction (see sheets on pages: 51 and 57).
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Mobilising the companies managing tourist accommodation The three relocation agencies can provide help for searching for rental accommodation as well as for searching for adapted tourist accommodation. The three selected agencies include: Interdean: Amélie Wilcken : +33 4 4297 5330 - +33 6 60 92 67 43 – http://www.interdean.com CSE Mobilité : Kristina Dargagnon: +33 4 4297 5630 – http://www.csemobilité.com The Provence: Laurence Claisse-Ebbo : +33 6 13 84 87 57 – http://www.the-provence.com
Many rentals are proposed on a weekly or even daily basis. Various options exist: •
Short-stay hotel facilities
•
Bread & breakfasts and guest houses
•
Campsites
•
Furnished holiday accommodation.
The offer is generally more dispersed in villages. The activity of the diffuse offer is extremely seasonal (occupancy 4 months per year). Yearly rentals are possible. However, prices are generally multiplied by four in the summer season. The four Tourism Departmental Committees (Comités Départementaux du Tourisme) covering the area have all implemented booking centres which are accessible on internet: •
Alpes de Haute provence: http://www.alpes-haute-provence.com/
•
Bouches du Rhône: http://www.visitprovence.com/
•
Var: http://www.visitvar.fr/provence-cote-azur/default.aspx
•
Vaucluse: http://www.provenceguide.com/
Other booking centres also exist: •
Iter booking: www.iterbooking.com
•
Office du tourisme d’Aix en Provence: http://www.aixenprovencetourism.com/
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ITER and the region: private‐ and public‐funded projects to integrate worksite employees In order to deal with the lack of housing facilities, AIF has started to list projects in different towns in order to guarantee that there will be sufficient accommodation for companies and their employees.
Principles Several principles have guided the compilation of this list: •
Projects for housing employees in relation to the development of towns and intercommunal structures. Projects which may contribute to the development of the region once the worksite has been completed are favoured. This concerns accommodation which can be converted into tourist or student accommodation.
•
The commitment of companies in the coordination and management of accommodation projects remains key data. AIF anticipates the needs the companies, guides them, and facilitates their search for solutions but does not take over their responsibility regarding the accommodation of their employees.
•
The organisation of transport solutions for the employees to the worksite is also to be organised by the companies. The worksite facilities are not sufficient to accommodate the parking of individual cars belonging to the expected 3,500 employees. This issue represents a major corollary in the accommodation issue.
Proposals This guide proposes various options to the companies for the accommodation of their employees. These solutions include: •
A large-capacity turnkey project (up to 800 people) managed by private initiators. This project only requires a commitment from the company regarding the number of bookings and their duration. It is mostly foreseen as a tourist accommodation structure (Mobile Home or Lightweight Recreational Accommodation and will contribute to the development of tourism in the long term.
•
Projects requiring contributions from the companies: this generally concerns the completion of works in exchange of the provision of land.
•
Projects requiring a financial contribution from the companies (total or partial).
The feasibility of these proposals has been checked with the support of government services. For certain projects, uncertainties or implementation difficulties remain. Their implementation deadlines vary but are all compatible with the worksite schedule. The projects propose variable situations (concentration of the employees on a single site or dispersion on smaller sites, remoteness from or nearness to the worksite, etc.).
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Instructions for project sheets Each of these proposals has been summarised in a description sheet. The sheet specifies the type of offer, its capacity, its implementation deadline, its location (with the worksite access time in an individual car), the proximity of commercial services as well as information concerning public transport services. Each sheet specifies the people which can be contacted for information. The companies must: • Select the projects which meet their expectations according to the reality of the situation. The range of choices in the region is not extensive. • Contact the relevant people to discuss in which conditions the projects can be implemented.
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Turnkey project catering for large and very large populations Dpt
Project to be developed
Accommodation capacity of the project (people)
Implementation difficulties
04
Château Arnoux – Private campsite
779
None - Tourist development project
Dpt 04 04 04 13 13 13 13 84
Dpt 04
Projects requiring contribution “in kind” Accommodation Project Implementation difficulties capacity of the project Quinson - Motor-home parking area 50 Distance from Cadarache Manosque - Municipal campsite 60 Project initiator to be defined Corbières - Mobile homes on the old Current football field provided if a new football 120 football pitch field is funded Le Puy Sainte Réparade - Municipal campsite Saint Paul Lez Durance – site facilities Saint Paul Lez Durance – demountables on Castellet Jouques - Mobile-homes on part of the ZAE (commercial zone) Pertuis – train station area
80
Large-scale rehabilitation, funding, project initiator to be defined
120
None
100
Levelling
200 150
Natura 2000 constraints and connection to networks Network capacity being checked
Projects requiring financial contributions (investment or operation) Accommodation Project capacity of the Implementation difficulties project Manoque – youth hostel 40 Cost and initiator to be defined
04
Manosque – workers’ dormitory
To be determined
Emerging project
04
Volx - Municipal campsite (DSP)
90
Pending the decision of the future manager
04
La Brillanne - ZAD des Ferrayes
200
Cost requested for completing the works
13
Aix en Provence - Foyer des Abeilles
60
Funding plan and booking of accommodations
100
Implementation deadline
50
None
50
Project being defined by CG 83
13 83 83
Saint Paul Lez Durance - Mobile homes in the Les Lauves zones Montmeyan 1 – Holiday camp – renovated buildings Montmeyan 2- Holiday camp – renovated buildings
83
Montmeyan 3 – Installation of mobile homes on the holiday home centre
100
Project being defined by CG 83
84
Pertuis – Student accommodation
30
PPRI constraints, the condition of the works is being checked
84
Pertuis – Domitory for young workers
20
Funding and initiator to be defined
Weak constraints Medium to high constraints
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Turnkey project catering for large and very large populations Accommodation Guide for Companies working on the ITER worksite
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DEPARTMENT of the Alpes de Haute Provence
POTENTIAL SOLUTIONS for accommodating ITER worksite personnel Identification Name
Les Salettes campsite – Château Arnoux
Type of solution
Campsite provided for ITER employees
Town
Château Arnoux
Intercommunal structure
Communauté de Communes de Moyenne Durance Inventory
Analysis of the potential solution
Development of an abandoned campsite
Approach involved
Private
Project initiator Expected commitment from company Project deadline
SARL Les Oliviers Booking of camp spots by the chosen companies 2013
SITUATION Distance from worksite 59 km (shortest route)
Travel time: 42 minutes (quickest way – A51)
Address: 04160 Château Arnoux
Land registry ID: 000 AH 602
ACCESSIBILITY: Access to services and shops (km)
900 m
Public Buses + regional trains to Marseille & Briançon (Saint Auban station 5 transport km away)
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LOCATION
DESCRIPTION Total number possibilities
of
accommodation 267 mobile homes
Mobilisable accommodation capacity for 779 people The final capacity of the project could be reduced owing to requirements ITER required to the risk of flooding. Surface area of land ≈ 4ha Lead time Ownership Available utilities Procedures to instigate
Requirements
Works required Party in charge of construction Party in charge of operation Contacts
Remarks
Cost estimate
6 months following the agreement with the company Municipality Rental through the company called SARL les Oliviers Main utilities available nearby Permit application to develop the site submitted in April 2012 Changes to the draft regulations for the flooding risk prevention plan (PPRI) Application of the ‘Mountain’ Act (opinion of the Departmental Commission for Nature, Landscapes and Sites, with agreement from the Prefect) and authorisation under the 'New Tourist Project’ (UTN) scheme; the scope of the Natura 2000 and ‘Natural Areas of Special Ecological Interest for Flora and Fauna’ (ZNIEFF) means that an impact assessment is required. Road & underground networks (RUN) for plots so the mobile homes can be connected. Purchase and installation of housing modules Public works company within the group: Loisirs Constructions SARL les oliviers Bravay Jean Philippe: 06 73 67 57 25 UTc area (tourist site) Far from the worksite Large accommodation capacity Quick to set up once agreement is obtained Extendable capacity in the mid‐term (additional property to be bought) A rental management option is available if required (multiplicity of companies, high turnover, etc.) Onsite developments possible: canteen, laundry, etc. Project initiator’s responsibility Accommodation Guide for Companies working on the ITER worksite
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Projects requiring in‐kind contribution
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21 Investigating potential solutions for housing ITER worksite personnel
DEPARTMENT of the Alpes de Haute Provence
POTENTIAL SOLUTIONS for accommodating ITER worksite personnel Identification Name
Temporary facilities on a camper-van campsite
Type of solution
Site facilities
Town
Quinson
IIntercommunal structure
Communauté de Communes Lubéron Durance Verdon Inventory
Analysis of the potential solution
Project initiator Expected commitment from company Project deadline
Approach involved
Levelling, simple connections Contact the town hall
Municipality Land provided free of charge if the cost of the works and mobile home installations is met. Quick once agreement from the companies has been given
SITUATION Distance from worksite 39 km
Travel time: 39 minutes
Address: Les Prés du Verdon
Land registry ID: C 1236 C 1239
ACCESSIBILITY: Access to services and shops (km)
A few shops in the village centre
Public SATURDAY MORNING: QUINSON ‐ RIEZ, TO GO TO THE transport TOWN MARKET,
WEDNESDAY AFTERNOON (2ND AND 4TH): QUINSON ‐ MANOSQUE
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LOCATION
DESCRIPTION Total number possibilities
of
accommodation 25 mobile homes
Mobilisable accommodation capacity for 100% (about 50 people) ITER Surface area of land Lead time Ownership Available utilities Procedures to instigate Regulatory requirements Works required Party in charge of construction Party in charge of operation Contacts Remarks Cost estimate
4,737 m² And 24, 740 m² (possibility of a part depending on the project requirements) Short term Municipality To be installed (networks nearby) Procedures related to the 'Tourist Site' scheme and the land use plan (POS) Land use plan (POS) – Natura 2000 programme Road & underground networks, installation of mobile homes By the company in exchange for land free of charge By the company J.M. REYMOND Mayor of Quinson Tel : 04 92 74 40 25
[email protected] Project to develop a camper‐van site next to the municipal campsite (public service delegation ‐ DSP). Municipal land Networks nearby. Roads & underground networks to be installed and connected Projects contributing to a municipal tourist development scheme The project is far from the worksite To be determined.
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DEPARTMENT of Alpes de Haute Provence
POTENTIAL SOLUTIONS for accommodating ITER worksite personnel Identification Name
Municipal campsite
Type of solution
Mobile homes
Town
Manosque
Intercommunal structure
Communauté de communes Lubéron Durance Verdon Inventory Approach involved
Analysis of the potential solution
Project initiator Expected commitment from company Project deadline
Campsite to be redeveloped None
Municipality Negotiations underway with Omega Concept (subsidary of Suez): Mobile homes provided by the company and handed over to the municipality after 4 or 5 years. Municipal campsite provided free of charge Short term
SITUATION Distance from worksite 23, 5 km
Travel time: 23 minutes
Address: Camping municipal « Les Ubacs » Avenue de la Repasse 04100 Manosque
Land registry ID: 000 BM 35 000 BM 41 000 BM 42 000 BM 43 000 BM 44
ACCESSIBILITY: Access to services and shops (km)
1.5 km from town centre
Public BUS NO. 3 (MANOBUS) transport BUS NO. 25: MARSEILLE ↔ MANOSQUE ↔FORCALQUIER BUS NO. 28: MARSEILLE ↔ MANOSQUE ↔ DIGNE‐LES‐BAINS ↔ BARCELONNETTE BUS NO. 29: MARSEILLE ↔ MANOSQIE ↔ GAP ↔ BRIANÇON
25 Investigating potential solutions for housing ITER worksite personnel
LOCATION
Municipal campsite
DESCRIPTION Total number possibilities
of
accommodation An estimated 30 mobile homes
Mobilisable accommodation capacity for 100% (60 people) ITER Surface area of land Lead time Ownership Available utilities Procedures to instigate Requirements Works required Party in charge of construction Party in charge of operation Contacts
Remarks
Cost estimate
3.1 hectares Possibility of being set up in the short term – early 2013 Municipality Developed Negotiations underway with Oméga Concept (subsidiary of Suez). Subject to getting the contract Within the Luberon ‘Regional Natural Park’ perimeter and next to a residential area. Landscaping and installation of mobile homes By the company By the company Hélène Démaret
[email protected] Tel.: 06.42.03.77.24 Oméga Concept went to see the Mayor to discuss the possibility of using the municipal campsite to set up site facilities. The company would provide the mobile homes and give them to the municipality after 4 or 5 years. CCLDV: Extension with 60 extra mobile homes on a block of land provided by the municipality. No advancement To be determined.
26 Investigating potential solutions for housing ITER worksite personnel
DEPARTMENT of Alpes de Haute Provence
POTENTIAL SOLUTIONS for accommodating ITER worksite personnel Identification Name
Site facilities – Football ground
Type of solution
Setting up site facilities on the current football field
Town
Corbières
Intercommunal structure
Communauté de Communes Sud 04 Inventory
Analysis of the potential solution
Approach involved
Project initiator Expected commitment from company Project deadline
Level land to develop Temporary permit applicable to lodge
Municipality Construction of a new football field Potentially short term – early 2013
SITUATION Distance from worksite 23.2 km
Travel time: 22 minutes
Address: Rue des Artisans 04220 Corbières
Land registry ID: OC ‐ 0550
ACCESSIBILITY: Access to services and shops (km)
